2304 S Cypress Bend Dr #313 · Pompano Beach, FL 33069

$129,000

1 bd · 2.0 ba · 900 sqft · Condo public records

Built 1974 $499/mo HOA · 25% of rent

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Appreciation +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks

This cozy 1-bed, 1.5-bath condo on the 3rd floor is set in a great central South Florida location. Offering peaceful garden views and a space ready for the right buyer to give this unit the love it deserves. Needs new flooring—carpet is in rough shape. It's a great opportunity for cash buyers or conventional loans (with insurance coverage). Building's environmental report didn’t pass for structural, so financing is limited. Perfect for investors or buyers ready to bring this space to life! Don’t miss out on this deal!

Key facts

• $499 HOA
• Community pool
• Built 1974

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $129k.

Deal economics

• At list price, monthly cash flow is $60 ($715/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Cap rate 6.8% vs local median 3.1% in Pompano Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#284 in FL, #4,541 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living B+; Watch: employment D+, amenities F.
• Broward (suburban): math 42% / reading 53% proficiency, ranked #46 of 73 in FL (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.3%/yr); 445 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 40% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Broward County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,000

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.53% ✓
• Cap rate: 6.85%
• Cash-on-cash: 1.98%
• DSCR: 1.09
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.38×
• Total profit: $-22,478
• Equity at exit: $19,234

10-year hold

• IRR: -26.8%
• Equity multiple: 0.02×
• Total profit: $-35,360
• Equity at exit: $11,154

Cash invested: $36,120 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33069

• Home prices YoY: -1.1%
• Rents YoY: -0.3%
• Active inventory: 445
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,969 high
• Mortgage (P&I): −$676
• Tax from tax record: −$267 /mo · $3,202/yr
• Insurance: −$54
• HOA: −$499
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $60

Break-even live

Break-even rent $1,894

Max offer price $129,000

Occupancy floor 92%

Sensitivity live

Price	-10% $133	-5% $96	+0% $60	+5% $23	+10% $-13
Rent	-10% $-96	-5% $-18	+0% $60	+5% $137	+10% $215
Rate	-1.0pp $125	-0.5pp $92	base $60	+0.5pp $26	+1.0pp $-8

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2751 S Palm Aire Dr #107 Pompano Beach, FL	2.0	2.0	1112	$1,950	$1.75	4d	1	0.54mi
2650 S Course Dr #603 Pompano Beach, FL	2.0	2.0	1100	$3,000	$2.73	20d	1	0.56mi
2500 SW 7th St Pompano Beach, FL	3.0	1.0–3.0	1216	$3,091	$2.54	0d	137	0.60mi
2851 S Palm Aire Dr #107 Pompano Beach, FL	1.0	1.5	960	$1,750	$1.82	0d	1	0.63mi
2851 S Palm Aire Dr #309 Pompano Beach, FL	2.0	2.0	1100	$1,750	$1.59	26d	1	0.63mi
2851 S Palm Aire Dr #309 Pompano Beach, FL	2.0	2.0	1100	$1,750	$1.59	18d	1	0.63mi
2851 S Palm Aire Dr #407 Pompano Beach, FL	1.0	1.5	900	$1,675	$1.86	26d	1	0.63mi
6500 N Andrews Ave Fort Lauderdale, FL	2.0	1.0–2.0	943	$2,611	$2.77	0d	31	0.65mi
2671 S Course Dr #506 Pompano Beach, FL	2.0	2.0	1100	$2,250	$2.05	9d	1	0.66mi
2671 S Course Dr #806 Pompano Beach, FL	2.0	2.0	1100	$2,250	$2.05	16d	1	0.66mi
2671 S Course Dr #108 Pompano Beach, FL	2.0	2.0	1100	$1,900	$1.73	0d	1	0.66mi
2671 S Course Dr #506 Pompano Beach, FL	2.0	2.0	1100	$2,250	$2.05	26d	1	0.66mi
2671 S Course Dr #206 Pompano Beach, FL	2.0	2.0	1100	$2,000	$1.82	26d	1	0.66mi
2901 S Palm Aire Dr #307 Pompano Beach, FL	1.0	1.5	920	$1,640	$1.78	20d	1	0.70mi
2900 N Palm Aire Dr #405 Pompano Beach, FL	1.0	1.0	860	$1,625	$1.89	19d	1	0.83mi
2900 N Palm Aire Dr #206 Pompano Beach, FL	1.0	1.0	860	$1,650	$1.92	26d	1	0.83mi
2850 N Palm Aire Dr Pompano Beach, FL	1.0	1.5	850	$2,000	$2.35	26d	1	0.83mi
3051 S Palm Aire Dr #407 Pompano Beach, FL	2.0	2.0	1064	$2,200	$2.07	26d	1	0.84mi
2751 N Palm Aire Dr #402 Pompano Beach, FL	2.0	2.0	1064	$2,300	$2.16	26d	1	0.89mi
2801 N Palm Aire Dr #308 Pompano Beach, FL	2.0	2.0	1100	$1,950	$1.77	26d	1	0.89mi
3151 S Palm Aire Dr #407 Pompano Beach, FL	2.0	2.0	1064	$2,200	$2.07	26d	1	0.93mi
3050 N Palm Aire Dr #602 Pompano Beach, FL	2.0	2.0	1100	$1,895	$1.72	22d	1	0.98mi
3050 N Palm Aire Dr #704 Pompano Beach, FL	1.0	1.5	900	$1,900	$2.11	17d	1	0.98mi
3050 N Palm Aire Dr #508 Pompano Beach, FL	2.0	2.0	1100	$2,100	$1.91	26d	1	0.98mi
3050 N Palm Aire Dr #704 Pompano Beach, FL	1.0	1.5	900	$1,900	$2.11	18d	1	0.98mi
3100 N Palm Aire Dr #107 Pompano Beach, FL	1.0	2.0	960	$1,800	$1.88	26d	1	1.04mi
2940 N Course Dr Pompano Beach, FL	1.0	1.0	1100	$1,050	$0.95	26d	1	1.05mi
2940 N Course Dr #910 Pompano Beach, FL	2.0	2.0	1100	$1,950	$1.77	26d	1	1.05mi
2940 N Course Dr #311 Pompano Beach, FL	2.0	2.0	1100	$2,500	$2.27	12d	1	1.05mi
3150 N Palm Aire Dr #307 Pompano Beach, FL	1.0	1.5	900	$1,700	$1.89	26d	1	1.11mi
2801 N Course Dr Pompano Beach, FL	1.0–2.0	1.0–2.0	991	$1,845	$1.86	26d	12	1.13mi
3300 N Palm Aire Dr #109 Pompano Beach, FL	2.0	2.0	1100	$2,400	$2.18	20d	1	1.15mi
2803 N Course Dr #203 Pompano Beach, FL	2.0	2.0	1120	$2,100	$1.88	22d	1	1.16mi
2803 N Course Dr #203 Pompano Beach, FL	2.0	2.0	1120	$2,050	$1.83	5d	1	1.16mi
3250 N Palm Aire Dr #202 Pompano Beach, FL	2.0	2.0	1100	$2,300	$2.09	26d	1	1.19mi
2829 N Course Dr #104 Pompano Beach, FL	2.0	2.0	1020	$1,950	$1.91	22d	1	1.22mi
3051 N Course Dr #509 Pompano Beach, FL	2.0	2.0	1100	$1,795	$1.63	26d	1	1.24mi
3100 N Course Ln #208 Pompano Beach, FL	2.0	2.0	1100	$1,850	$1.68	12d	1	1.24mi
3100 N Course Ln #208 Pompano Beach, FL	2.0	2.0	1100	$1,850	$1.68	7d	1	1.24mi
2809 N Course Dr #205 Pompano Beach, FL	1.0	1.0	735	$1,700	$2.31	26d	1	1.25mi

HOA detail condo

• Monthly dues: $499 · $5,988/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2025-06-17
   soldstatus $120,000
2. 2025-04-30
   historical
3. 2025-03-06
   listed $129,000
4. 2003-07-30
   soldstatus $86,000
5. 1976-03-01
   soldstatus $24,700

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $3,202 · $267/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,630
• − Mortgage interest: −$7,226
• − Property taxes: −$3,202
• − Insurance: −$645
• − Repairs & maintenance: −$1,890
• − Management: −$1,890
• − HOA: −$5,988
• − Depreciation: −$3,753
• Taxable loss: −$964
• Est. tax savings @ 24.0%: +$231
• After-tax cash flow: $946/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Broward
• NCES district ID: 1200180
• Math proficiency: 42% ▼ -18.00%
• Reading proficiency: 53% ▼ -5.00%
• Median HH income: $52,139
• Composite: 40.88/100
• National rank: #3621
• State rank: #46 of 73 in FL

Livability — Pompano Beach

• Score: 74/100
• State rank: #284
• US rank: #4541

Category grades

Amenities F Commute A+ Cost of living B+ Crime B Employment D+ Housing A+ Health & safety B+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pompano Beach, FL
• County: Broward County · 1,963,430 people
• City population: 155,861
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 29,145
• Household income: $59,683
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1670.0

Population outlook (Broward County) Hauer SSP2

• Today (2025): 2,207,033 people
• By 2030: 2,360,704 · +7.0%
• By 2040: 2,661,208 · +20.6%
• By 2050: 2,946,698 · +33.5%
• By 2075: 3,602,273 · +63.2%
• By 2100: 3,970,984 · +79.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Black 33% White 32% Hispanic / Latino 26% Two or more races 21% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3% Cuban 3% Dominican 2%
• Common ancestry: Hispanic 9% Estonian 2% Romanian 2%
• Foreign-born: 33% · Canada, Jamaica
• Languages at home: 61% English-only · Spanish 23% French/Haitian/Cajun 9% Other Indo-European 5%

Political lean MEDSL · Broward

• 2024 margin: D (+17.0) · D 58.0% · R 41.0%
• 2008→2024 swing: -17.8pp toward R · 2008: 34.7pp · 2024: 17.0pp
• All cycles: 2024: D+17.0 2020: D+29.8 2016: D+35.0 2012: D+34.9 2008: D+34.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.16%
• Current HPI: 297.1774
• Rent YoY: ▼ -0.29%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+385.8% since first listed

5 events — show timeline

• 2025-06-17 Sold (Public Records) $120,000 Public Records
• 2025-04-30 Listing Removed — Beaches MLS
• 2025-03-06 Listed $129,000 Beaches MLS
• 2003-07-30 Sold (Public Records) $86,000 Public Records
• 1976-03-01 Sold (Public Records) $24,700 Public Records

Property tax history

+8.8%/yr

Latest (2025): $3,202 · +4.4% YoY. Source: county tax records.